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17 Christmas Lane, High Halstow, Rochester, ME3 8SN

5 planning records

Estimated value

£530,000

  • Since the 2010 sale (£315,000)+68%
  • Against ME3 8SN's recent median (£610,000)-13%

Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
137 m²
1477 sq ft
Energy rating
E
Score 44
Council tax
Band E
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£530,000

  • Against its 2010 sale (£315,000)+68%
  • Against ME3 8SN's recent median (£610,000)-13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Christmas Lane is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 8SN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    137 m² from the EPC lodged in April 2009

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in ME3 8SN

    5 sales, median £610,000 (2026–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

17 Christmas Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 31 March 2010Most recent

    £315,000

Median price across the last 5 sales in ME3 8SN: £610,000 (2026–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 17 Christmas Lane, High Halstow, Rochester, ME3 8SN. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 17 Christmas Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

17 Christmas Lane is a four-bedroom detached house in High Halstow, Rochester, Rochester (ME3 8SN). It has a recorded floor area of 137 m² (around 1477 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (April 2009) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 60). The latest certificate is from April 2009, so improvements made since then won't be reflected.

Held since March 2010 — that's 16 years off the open market, well above the local norm. Today's modelled estimate of £530,000 sits 68.3% above the 2010 sale of £315,000. On a £-per-square-foot basis, the last sale (£213/sq ft) was about 17.8% below the postcode norm. 5 planning records sit against the property, 4 approved, 0 refused. Past consents include an annexe, partial demolition and an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs).

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
Before you decide

Everything you need to know about 17 Christmas Lane

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

17 Christmas Lane's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2019

Current Certificate
Apr 2009

EPC Rating

A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 12 April 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 17 Christmas Lane, High Halstow, Rochester, ME3 8SN, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

5 applications on record at 17 Christmas Lane, High Halstow, Rochester, ME3 8SN

5decisions3extensions29documents5nearby
Flagged:RetrospectiveDemolition
  1. Nov 2010
    ExtensionFull
    Outcome in report

    Extension: Part single, part two storey · Side and rear of property

    Construction of single storey front, two storey side and single storey rear extensions and alerations to roof (demolition of side projection and porch)

    Documents
    10 docs on file
    Reference
    MC/10/3610
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. AnnexDecision

+ 2 more applications in the report

Unlock 17 Christmas Lane, High Halstow, Rochester, ME3 8SN's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (5 on record)
  • All 5 applications on this property in full, plus 5 notable nearby
  • The 29 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Christmas Lane homes

Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.

17 Christmas Lane outperforms the street on years held by a wide margin.

Price per m²

£2,295

Street avg £3,142

Strongly below

Floor Area

137 m²

Street avg 147 m²

On par

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

6.9 t/year

Street avg 5.8 t/year

Below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Rochester district page.
Full Rochester report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

163/mo

Steady year-on-year across the wider district.

Nearest stop

0.0 km

Half Moon Way — bus stop.

Closest school

0.4 km

Leigh Academy High Halstow. 2 schools nearby.

Nearest schools

  • Leigh Academy High HalstowPrimary365m
  • Hoo St Werburgh Primary School and the MarlboroughPrimary2.9km

Nearest stops

  • Half Moon WayBus stop37m
  • Hill Farm CloseBus stop232m
  • Harrison DriveBus stop296m
  • Longfield AvenueBus stop456m

Most reported crime locally

  • Violence & Sexual Offences877 reports45%
  • Anti-social Behaviour398 reports20%
  • Criminal Damage & Arson183 reports9%
  • Other Theft116 reports6%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around ME3 8SN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for ME3 8SN

Daytime· 07:00 – 23:00

45.2dB

Low
Night-time road noise heatmap for ME3 8SN

Night-time· 23:00 – 07:00

36.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)

Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,085 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£560k

1 Bronte Close, Cliffe Woods

ME3 8TZ

4 bed
£450k

1 Apna House, Hoo Road, Wainscott

ME3 8AA

4 bed2 bath
£432k

1 Choir Close, Wainscott

ME3 8FQ

4 bed3 bath
£420k

1 Brookmead Road, Cliffe Woods

ME3 8HP

4 bed
£405k

1 Chattenden Lane, Chattenden

ME3 8LE

4 bed1 bath
£400k

1 Coe S Green, Chattenden

ME3 8PY

4 bed
£563k

1 2 Dillywood Cottages, Dillywood Lane

ME3 8DZ

3 bed1 bath
£566k

1 Bogarde Drive, Wainscott

ME3 8GR

5 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 17 Christmas Lane is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 8SN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 17 Christmas Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 17 Christmas Lane was lodged in April 2009 at band E and expired in April 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 17 Christmas Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 2 schools and 17 stops listed are measured in a straight line from ME3 8SN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
17 Christmas Lane is in council tax band E. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 17 Christmas Lane, High Halstow, Rochester, ME3 8SN. Each answer is also embedded as structured data for search engines.

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